I contacted a broker and he connected me to his wife that works Quicken Loans and she is trying to get a pre-approved.

Often times a PR or executor has their own agenda and does things for their own purposes.

My strategy right now has been looking for markets that offer four season attractions (hiking, boating, snowmobiling, skiing) as well as large hospitals and universities but it seems those areas tend to be some of the most strict and saturated.

I feel the APR might be a little too high with my current credit score.

The NACA pre-approval letter- Most sellers' agents when they receive a pre-approval letter call the source to verify.

If they say they won't work with you unless you have funds, then go out and grab a POF or get a pre approval or otherwise satisfy their request.

@Scott Mac, it's the mountains and skiing and fly fishing and hiking and...plus the weather is nicer that most areas of TX. 

I am covering the renovations partly with cash and partly with 0% credit cards since they are allowing a long runway, about 14-15 months of 0% APR plus the bonus cash/points.

The lenders who do will charge you 3 points and quote you 12.5% - 13% APR on an interest only product.The first deal can be very capital intensive because of the reduced leverage, increased points, and higher rates that ups holding costs.  

Conventional will have better rate, lower upfront costs, and will NOT have a pre-payment penalty.